| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Fair |
| Demographics | 56th | Good |
| Amenities | 39th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 118 W Mission Rd, San Gabriel, CA, 91776, US |
| Region / Metro | San Gabriel |
| Year of Construction | 1973 |
| Units | 50 |
| Transaction Date | 2022-09-21 |
| Transaction Price | $16,150,000 |
| Buyer | BLUE ARROW PROPERTIES LP |
| Seller | TORRES LIMITED PARTNERSHIP |
118 W Mission Rd San Gabriel Multifamily Investment
This 50-unit property built in 1973 operates in a neighborhood with 93.3% occupancy and strong rental demand fundamentals. According to CRE market data from WDSuite, the area maintains above-average household income growth supporting tenant stability.
The San Gabriel neighborhood demonstrates solid fundamentals for multifamily investment, ranking in the top quartile nationally for school quality with an average rating of 4.0 out of 5. Neighborhood-level occupancy stands at 93.3%, indicating healthy rental demand, while median contract rents of $1,590 have grown 17.5% over five years. The area maintains 39.1% rental occupancy share, providing a substantial tenant base within a 3-mile radius encompassing over 219,000 residents.
Demographics within the 3-mile radius show household income growth of 39.1% over five years, with median household income reaching $88,117. The population demonstrates stability with 41.4% of residents in the prime working-age bracket of 35-64 years. Forecasted household growth of 30.8% through 2028 suggests expanding renter demand, while projected median income increases to $120,535 support pricing power for well-positioned properties.
Built in 1973, this property aligns with the neighborhood's average construction year, indicating consistent building stock that may present value-add renovation opportunities. Home values averaging $817,152 with 59.2% appreciation over five years reinforce rental demand, as elevated ownership costs keep households in the rental market. The rent-to-income ratio remains manageable, supporting tenant retention while maintaining affordability for the local workforce.
Safety metrics place this San Gabriel neighborhood in the middle range among Los Angeles metro area neighborhoods, ranking 1,062 out of 1,441 neighborhoods for overall crime. Property offense rates of 923 per 100,000 residents rank in the 24th percentile nationally, while violent crime rates of 30 per 100,000 residents perform better at the 52nd percentile nationwide. Both property and violent crime rates have increased modestly over the past year, consistent with regional trends affecting many urban markets.
For multifamily investors, these metrics suggest the need for standard security measures and tenant screening protocols. The neighborhood's crime profile remains competitive within the broader Los Angeles market context, where safety considerations are balanced against proximity to employment centers and transportation infrastructure.
The San Gabriel area benefits from proximity to major corporate employers within commuting distance, supporting workforce housing demand. Edison International headquarters anchors the local employment base, while several Fortune 500 companies maintain significant operations nearby.
- Edison International — utility services (3.0 miles) — HQ
- Chevron — energy (4.5 miles)
- Microsoft — technology (9.2 miles)
- CBRE Group — commercial real estate services (9.3 miles) — HQ
- Avery Dennison — materials and packaging (9.9 miles) — HQ
This 50-unit San Gabriel property presents a value-add opportunity within a stable rental market supported by strong employment proximity and demographic growth. The 1973 construction year suggests potential for strategic renovations to capture rent premiums, while neighborhood occupancy of 93.3% demonstrates consistent tenant demand. Household income growth of 39.1% over five years, combined with forecasted population expansion through 2028, supports long-term rental fundamentals.
Commercial real estate analysis from WDSuite indicates the area's resilience through economic cycles, with rental demand reinforced by elevated homeownership costs averaging over $817,000. The property's location near Edison International headquarters and other major employers provides workforce housing appeal, while strong school ratings support family tenant retention.
- Stable 93.3% neighborhood occupancy with growing household income base
- Value-add potential through strategic renovations of 1973-vintage units
- Proximity to Edison International HQ and major corporate employers
- Forecasted 30.8% household growth supporting long-term demand
- Risk consideration: Property crime rates require standard security protocols